What documents should you request from a seller before making an offer on a property in Costa Rica?

Making an offer on a property in Costa Rica is not like making an offer in the United States or Canada. In Costa Rica, the system is not title-insurance-driven—it is document-driven. If you don’t request the right documents before submitting an offer, you risk:

• Making an offer on a property that isn’t legally owned by the seller
• Purchasing land with liens or lawsuits
• Falling into zoning or environmental restrictions
• Buying land without legal access or water
• Losing your deposit

Before you put any offer in writing, you must obtain a specific set of documents from the seller. This initial step protects your negotiation power and ensures the property is worth pursuing.

This article explains exactly what documents every buyer should request before making an offer on property in Costa Rica.

1. Folio Real (Property Title Number)

This is the most fundamental document.

Ask for:

• The Folio Real
• A recent property registry extract (informe registral)

This lets you check:
✔ Ownership
✔ Liens
✔ Mortgages
✔ Seizures or annotations
✔ Easements
✔ Property size and classification

If the seller cannot provide the folio number → red flag. Stop immediately.

2. Plano Catastrado (Official Survey Map)

The plano catastrado shows the legal boundaries of the property.

Request:

• A digital or PDF copy
• A version stamped by the National Registry
• The plano number

You will verify:
✔ Lot size
✔ Boundaries
✔ Easements
✔ Legal access roads
✔ Whether the plano matches reality

If the seller’s plano is outdated, expired, or inconsistent → pause negotiations.

3. Seller Identification and Proof of Ownership

Request:

• A copy of the seller’s ID or passport
• If the property is owned by a corporation:
  • Personería jurídica (corporate standing certificate)
  • Identification for the legal representative
  • Power of attorney documents, if applicable

You are confirming:
✔ The seller has the legal authority to sell
✔ The corporate rep has signing power
✔ There are no hidden co-owners

Many expats have attempted to buy from someone who did not legally own the property.

4. Property Tax Receipts (Municipal Taxes)

Ask for:

• Proof of paid property tax (impuesto de bienes inmuebles)
• Proof of paid luxury home tax (if applicable)

Check for:
✔ Outstanding municipal debts
✔ Unpaid taxes (which transfer to the buyer)

Taxes must be current before an offer.

5. Utility Availability Documentation

Before making an offer, confirm access to:

Water

Request:
✔ AyA water letter (availability certificate)
✔ ASADA letter (for rural properties)
✔ Water concession documentation (if using a spring or river)

Water determines:

• Habitability
• Ability to build
• Future permits

Without legal water → you cannot build.

Electricity

Request proof of:
✔ Existing electric meter
or
✔ Letter of availability from ICE or CNFL

Internet

Not mandatory, but for many expats—essential.

6. Zoning Information (Uso de Suelo)

Request:

• A zoning certificate (uso de suelo) from the municipality
  or
• A copy of the seller’s most recent certificate

This reveals:
✔ What can legally be built
✔ Density limits
✔ Commercial vs. residential use
✔ Environmental restrictions
✔ Setback requirements

Buying without confirming zoning is one of the most expensive mistakes in Costa Rica real estate.

7. HOA Documents (If Applicable)

If the property is part of a condominium or gated community, request:

✔ HOA bylaws
✔ HOA financial statements
✔ HOA monthly fees
✔ Internal regulations
✔ Meeting minutes (last 12 months)

This tells you:

• Whether HOA finances are stable
• What rules will affect your property use
• Whether major repairs are expected soon

8. Proof of Access and Road Classification

Ask for:

• Documentation showing the road is public
• If private, proof the seller has legal servidumbre (easement)

Verify:
✔ Road width
✔ Road category
✔ Whether the access exists in registry maps
✔ Whether neighbors dispute the road

A beautiful lot with an illegal access road is a financial trap.

9. Environmental Documents (If Applicable)

Some properties require environmental verification before development.

Request:

• INVU documents (in river-zone areas)
• SETENA approvals for previous work
• Wetland or protected forest maps
• Mangrove buffer information (for coastal areas)
• Maritime Zone concession paperwork for beachfront lots

Environmental restrictions can reduce a 5,000 m² lot to a 300 m² buildable footprint.

10. Condominium or Project Master Plan (For Pre-construction or Lots)

Request:
✔ Master plan
✔ Approved building envelopes
✔ Infrastructure plans (water, septic, electricity)
✔ Condominium regulations
✔ Developer’s legal documents

You want to confirm:

• The developer actually owns the land
• The project is legally registered
• Your future title will exist

Many expats have bought “pre-construction lots” on land that lacked proper registration.

11. Existing Building Permits (If Structures Exist)

Request:
✔ Building permits
✔ Architectural plans
✔ Structural engineer approvals
✔ Occupancy certificates
✔ Septic system permits
✔ Setback approvals

You need to confirm that everything built on the property is legal.

12. Previous Surveys, Boundary Markings, or Topographical Studies

If the seller has:

• Topography studies
• Soil tests
• Boundary marker reports
• Hydrology or drainage studies

Request them all.

This will help you avoid:

• Boundary disputes
• Drainage issues
• Expensive site preparation surprises

13. Copies of Previous Purchase Documents

Request:
✔ Seller’s original purchase deed
✔ Any amendments
✔ Any prior subdivision documents
✔ Any transfers or annotations

This helps your attorney reconstruct the title chain later.

14. If It’s a Rental Property: Revenue Documentation

Request:
✔ Rental contracts
✔ Occupancy reports
✔ Income statements
✔ HOA communications regarding tenants

This is essential for anyone purchasing an investment property.

15. The 5 Documents You Should NEVER Make an Offer Without

If the seller refuses or cannot provide any of these, do not make an offer:

1. Folio Real (property title number)
2. Plano catastrado
3. Proof of seller’s ID and ownership authority
4. Zoning certificate (uso de suelo)
5. Water availability letter or water concession

These five determine:

• Whether the property is legal
• Whether you can build
• Whether the seller actually owns it
• Whether the land is even usable

If one is missing → STOP.

Real Scenarios (Based on Common Expat Situations)

Scenario A — No Water Letter

Buyer makes an offer on a beautiful mountain lot.
Later learns water is only available through a neighbor’s illegal hose.
Buyer loses months of time.

✔ Request water availability before offering.

Scenario B — Seller Not the Legal Owner

The home is owned by a corporation the agent does not represent.
The “seller” has no signing authority.

✔ Always request corporate personería.

Scenario C — Old Plano With Wrong Measurements

The property’s plano is 25 years old.
On-site boundaries do not match.

✔ Never make an offer without reviewing the plano.

Scenario D — Zoning Prohibits Construction

Gorgeous jungle lot.
Zoning only allows 10% construction footprint.

✔ Uso de suelo prevents expensive mistakes.

Checklist: Documents to Request Before Making an Offer

✔ Folio real
✔ Plano catastrado
✔ Seller’s ID
✔ Corporate personería (if applicable)
✔ Water availability
✔ Electricity availability
✔ Zoning certificate (uso de suelo)
✔ Property tax receipts
✔ HOA documents
✔ Environmental documents
✔ Road access documentation
✔ Existing building permits
✔ Rental documents (if investment property)

If any critical document is missing → delay your offer.

When You Should Seek Professional Help

You need an attorney when:

• The seller cannot provide clear documentation
• The property involves concession or rural land
• You plan to build or develop
• You are dealing with complex zoning
• The property is owned through a corporation
• You want a full title search

Early legal review prevents costly surprises and protects your investment.

FAQ

Should I ever make an offer without documents?

No. You lose negotiation power and risk legal issues.

Can a realtor provide all documents?

They can request them, but only a lawyer can verify them legally.

Do I need a plano to make an offer?

Yes. The plano confirms boundaries and size.

Can water letters be forged?

Unfortunately, yes—always verify through AyA or the ASADA.

Soft CTA

If you want help reviewing property documents or preparing a safe, legally sound offer, we can evaluate the paperwork, identify risks, and guide you through the due diligence process before you invest.